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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2012 - 06/05 - RegularPLANNING AND ZONING COMMISSION Regular Meeting June 5, 2012 CITY OF ALLEN ATTENDANCE: Commissioners Present: Robert Wendland, Chairman Jeff Cocking, I" Vice Chair Shirley Mangrum, 2i' Vice Chair John Ogrizovich Steven Platt, Jr Ben Trahan City Staff Present: Ogden 'Bo' Bass, AICP, Director of Community Development Lee Battle, AICP, Assistant Director of Community Development Chris Flanigan, PE, Assistant Director of Engineering Tiffany McLeod, Senior Planner Shelby Griffin, Planner 1 Kevin Laughlin, Attorney Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, Chairman Wendland called the meeting to order at 7.00 p.m. in the City Hall Council Chambers at Allen City Hall, 305 Century Parkway Director's Report I Director's Report is attached for action taken on the Planning & Zoning Commission items by City Council at the May 22, 2012 regular meeting. Consent Aeenda 2. Approve minutes of the May 15, 2012 regular meeting. Motion: Upon a motion by Commissioner Trahan, and a second by Commissioner Platt, the Commission voted 6 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. Reeular Agenda Agenda Item N3 Preliminary Plat — Consider a request for a Preliminary Plat for Creekside at Ridgeview, being 32.091± acres located northeast of Ridgeview Drive and West Rowlett Creek, and east of Custer Road. (PP - 4/5/12 -30) [Creekside at Ridgeview] Shelby Griffin, Planner, presented to the Commission. The property is located northeast of Ridgeview Drive and West Rowlett Creek, and east of Custer Road Ms. Griffin described the Preliminary Plat for Creekside at Ridgeview as being approximately 32t acres. The Plat shows 103 single family residential lots and 5 common area lots. There are two access points proposed Both points of access are along Ridgeview Drive. Due to the proximity of this property to West Rowlett Creek, Lot 4, Block D (floodplain) will be dedicated to the City of Allen for park purposes. A trail will be constructed along the western end of the property to meet the requirements of the City's Trail Master Plan. A second hike and bike trail will run along Ridgeview Drive An eight (8) foot masonry wall will be built along the northern and eastern property lines and along the southern property line of the residential lots located along Ridgeview Drive. This plat also shows various landscape, maintenance, utility, and drainage easements. She reminded the Commission that the Preliminary Plat is consistent with the approved Concept Plan, has been reviewed by the Technical Review Committee and meets the requirements of the Allen Land Development Code Motion: Upon a motion by Commissioner Ogrizovich, and a second by 2°" Vice Chair Mangrum, the Commission voted 6 W FAVOR, and 0 OPPOSED to approve the Preliminary Plat for Creekside at Ridgeview. The motion carried. Agenda Item #4 Residential Replat/Public Hearing — Conduct a Public Hearing and consider a request for a Residential Replat for Saddleridge Phase Three, Lots 14R -19R, Block F; being Lots 14-20, Block F The property is 1.826+ acres located south of Ridgeview Drive and east of Stacy Road. (RP -4/27/12-31) [Saddleridge Phase Three] Shelby Griffin, Planner, presented to the Commission. The property is located south of Ridgeview Drive and east of Stacy Road. The purpose of the Replat is to revise the lot lines between Lots 14-20, Block F As part of the Replat a five (5) foot Utility Easement has been relocated within Lot 17 The dimensions of the replatted lots still meet the standards of the zoning district. Ms. Griffin stated that the Replat has been reviewed by the Technical Review Committee and meets the requirements of the Allen Land Development Code Staff recommends approval Chairman Wendland opened the Public Hearing. With no one choosing to come forward, Chairman Wendland closed the Public Hearing. Motion; Upon a motion by Commissioner Platt, and a second by Commissioner Trahan, the Commission voted 6 IN FAVOR, and 0 OPPOSED to approve the Replat for Saddleridge Phase Three. The motion carried. Agenda Item #5 TABLED ITEM/ Public Hearing — Conduct a Public Hearing and consider a request to change the zoning for 19.2371 acres of land, situated in the Mary Standifer Survey, Abstract No. 812, City of Allen, Collin County, Texas, from Agriculture -Open Space AO and Community Facilities CF to a Planned Development for Single Family Residential R- 5 use and adopt a Concept Plan, development regulations, and building elevations for the property The property is generally located north of Exchange Parkway and west of Twin Creeks Drive (Z-12/28/11-188) [Cumberland Crossing Phase V] Tiffany McLeod, Senior Planner, presented to the Commission The property is currently zoned as Agriculture -Open Space AO (Tract 1) and Community Facilities CF (Tract 2). The request is to create a Planned Development with a base zoning of Single Family Residential R-5. She reviewed the development regulations related to the proposed development. She explained the additional development regulation that was added since the item was tabled at the May 15, 2012 Planning and Zoning Commission meeting The subject property is 19.237± acres. The Concept Plan shows thirty-seven (37) single family residential lots and approximately 2t acres of open space; to be owned and maintained by the HOA. There are two access points into the site from Cumberland Crossing Phase IV The Concept Plan shows lots located within the existing floodplain limits along Rowlett Creek Due to this the developer is requesting to reclaim some of the floodplain and adjust the floodplain limit line This reclamation can only occur if the new floodplain limit line is reviewed and approved by the Engineering Department. This adjusted line would result in 6.741 acres of floodplain; which will be dedicated to the City of Allen and maintained by the HOA. In addition a fifteen (15') foot strip of land, along the single loaded street, will be mowed and maintained by the HOA Ms. McLeod stated that a trail will be constructed, within the dedicated floodplain, along the western boundary of the property In addition, trail will be constructed at the southern end of the site where it will tie into existing trail running along Exchange Parkway She described the screening around the property She explained that the Concept Plan and supplementary development regulations have been reviewed by the Technical Review Committee and that staff recommends approval. Chairman Wendland opened the Public Hearing. Kerry Lee, 1207 Twin Creeks Drive, Allen, TX, stated his concerns in respect to the retaining wall and wrought iron fence and the detention pond discharge on the eastern end of the property Cathy Stevens, 1524 Astoria Drive, Allen, TX, spoke in opposition and stated her concerns in respect to the existing tree line on the north end of the property. Dan Grant, 1523 Astoria Drive, Allen, TX, spoke in opposition and explained his written submittal exhibits. Danielle Tranchina, 1528 Astoria Drive, Allen, TX, spoke in opposition of the item. With no one else choosing to come forward, Chairman Wendland closed the Public Hearing. The following people/businesses submitted a written statement in opposition of this request: Dave Stevens, 1524 Astoria Drive, Allen, TX. Dan Grant, 1523 Astoria Drive, Allen, TX. Benjamin Tranchina, 1528 Astoria Drive, Allen, TX. Derek Miller, 1521 Astoria Drive, Allen, TX. Ms. McLeod clarified that there is a 20 foot North Texas Municipal Water District easement directly north of the northern boundary of the site. There are two HOA maintained lots that are part of Phase I of Cumberland Crossing. Adam Buczek, 8214 Westchester Drive, Dallas, TX, applicant, presented to the Commission. He addressed the boundary on the north end of the property He offered to provide additional landscape as part of the northern tubular steel fence screening Chairman Wendland inquired about the height of the retaining wall and maintenance of the fence on the eastern boundary, adjacent to the church property Mr. Buczek stated the HOA would maintain the fence. Bobby Samuel, 8214 Westchester Drive, Dallas, TX, explained the retaining wall would start at 10 feet and taper down to 3 feet as it approaches Exchange Parkway He also assured the Commission that the detention discharge will be captured and carried to the creek. 1" Vice Chair Cocking inquired about the specific standards for a retaining wall of the proposed size. Mr. Samuel explained that a structural engineer will have to sign and seal the design plans. Commissioner Ogrizovich asked the applicant why there isn't a masonry wall on the east side of the property Mr Buczek stated that thev requested to not have the masonry wall on top of the retaining wall due to safety and additional expense. Commissioner Ogrizovich asked who would maintain the existing tree line on the north end of the site. Mr. Buczek stated that the HOA would maintain the landscaping. He also stated that the additional landscaping would be added and maintained by the HOA. Chairman Wendland asked for discussion from the Commission. Commissioner Ogrizovich stated that the he did not like the idea of the tubular fence along the church Property 2n° Vice Chair Mangrum stated that she liked the idea of the developer adding an additional 10 foot landscape buffer at the north end of the property and that they are willing to add additional landscaping. 1" Vice Chair Cocking stated that the additional 10 foot easement with a living landscape provision is necessary He clarified that anything on Phase I cannot be dealt with in this forum. He stated that he did not care for the wrought iron fence on the eastern boundary and that he would prefer there be a combination of masonry and wrought iron with an additional landscape buffer. He stated that he would like the developer to work with the staff on addressing the eastern boundary Commissioner Platt stated that he would think a wood fence would be more appropriate on the north end of the site On the eastern boundary of the property, he liked the idea of combining masonry, wrought iron and landscaping. Commissioner Trahan asked for clarification on the water easement on the north side and why it does not have a material effect on the screening requirement Ms. McLeod stated that it is platted as an HOA open space lot and that a masonry wall is only required on residentially zoned property adjacent to non- residential property She added that it is required that a 6 foot wrought iron fence is placed along the rear or side property lines adjacent to open space Therefore, they are meeting the screening requirement Ms. McLeod stated it was staffs understanding that the retaining wall on the east side would be significantly taller than what the applicant stated at this meeting, which is the reason for staff considering a 6 foot tubular steel fence. There is a provision in the ALDC that allows the Planning and Zoning Commission to approve an alternate screening. This is typically with a landscape buffer. Commissioner Trahan stated that he would like to maintain consistency with the ALDC and require a masonry wall where residentially zoned property is adjacent to non -residentially zoned property Chairman Wendland stated that he has no problem with the tubular steel fence on the north end of the property He agreed that additional landscaping would make the view more attractive. Concerning the eastern boundary, Chairman Wendland stated that mixture of masonry and steel with landscaping would 1 be supported. Commissioner Ogrizovich asked the applicant if they are amenable to the suggestions. Mr Buczek inquired about the "combination" of masonry and tubular steel screening. l" Vice Chair Cocking stated that he would expect a half height masonry wall and half height wrought iron fence with a gradual transition to Exchange Parkway He stated there is no reason why an 8 foot masonry wall could not be placed on top of a 3 foot tall retaining wall Chairman Wendland stated that he does have a concern about the aesthetics and how to address the screening and safety issues. 1" Vice Chair Cocking stated that the standard requirement is an 8 foot masonry wall and so the intent is predominantly an 8 foot masonry wall with the ability to introduce some wrought iron to minimize the height perspective from the residential lots. Commissioner Trahan wanted to confirm that the floodplain reclamation that is shown can actually be accomplished. Chairman Wendland stated the ability to reclaim the floodplain must be accepted by the Engineering Department. Chris Flanigan, Assistant Director of Engineering, summarized the process for floodplain reclamation review Motion: Upon a motion by 1" Vice Chair Cocking, and a second Commissioner Ogrizovich, the Commission voted 6 IN FAVOR, and 0 OPPOSED recommend approval of the request to change the zoning for 19.237± acres from Agriculture -Open Space AO and Community Facilities CF to a Planned Development for Single Family Residential R-5 with the following additions: • Along the north side of the property, there will be an additional ten (10) foot landscape buffer located on the north side of the six (6) foot tubular steel fence with native plant material provided to a height that will prevent headlight pollution from the adjacent cul-de-sac. This buffer and fence will be maintained by the HOA. • Along the east side of the property (adjacent to the First Christian Church Addition property) there will be an eight (8) foot masonry wall; with the ability of the applicant to work with City staff to provide a combination of an eight (8) foot masonry wall and tubular steel fencing to address the difference in grading and safety concerns along the property line. • All Concept Plans, development regulations, and building elevations will be part of the zoning ordinance. The motion carried Agenda Item #6 Public Hearing — Conduct a Public Hearing and consider a request to adopt a Concept Plan and building elevations for 29 6161 acres situated in the Michael See Survey, Abstract 544 and the Henry Brandenburg Survey, Abstract 110, located northwest of Exchange Parkway and Bray Central Drive. (Z-2/28/12-14) [Ablon at Twin Creeks] Lee Battle, AICP, Assistant Director of Community Development, presented to the Commission The property is located northwest of Exchange Parkway and Bray Central Drive. Mr. Battle explained that the applicant's request is to amend Planned Development No. 108 by incorporating a Concept Plan and building elevations for the property He described the site as developing in two (2) phases, the southern portion of the property is identified as phase 1 and will be developed first with 347 units. Phase 2 is on the northern end of the property and includes 327 units to be developed in the future. The attached Concept Plan shows the buildings and amenities to be constructed with each phase. The development is buffered from adjacent single-family by the existing creeks and a combination of new and existing trees. The Concept Plan shows approximately 2.3t acres of flood plain along the western and northern property line to be dedicated to the City of Allen. Mr. Battle further described the site as having three access points into the site. The additional access off of Bray Central will be constructed with phase 2 He explained the urban design components incorporated into the Concept Plan. The boulevard style entrances into the site are open to the public, however each interior parking cluster is gated. A sidewalk will run along the length of Bray Central Drive and will widen into a ten (10) foot trail along Exchange Parkway The trail will travel north along the western boundary of the site and connect into the Waterford Parks subdivision through the construction of a twelve (12) foot wide bridge near Building "C" at the southern end of the site. The corner of Exchange Parkway and Bray Central Drive shows an enhanced landscaped area that will serve as an amenity for this site. There will be stone and stucco monument signs at the entrances into the site; as represented in the attached Sign Plan. The building elevations show a mixture of stone and stucco Additional design elements, such as garage and roof awnings or porch railings will be made of metal. The Concept Plan, building elevations and subsequent visual exhibits have been reviewed by the Technical Review Committee and are consistent with the approved zoning regulations for Planned Development No. 108 and the Allen Land Development Code. I" Vice Chair wanted to clarifj that this site does not have an age restriction on it. Mr. Battle explained that the zoning for this property is for multi -family, not senior independent living. Chairman Wendland opened the Public Hearing Richard Mahoney, 2140 Arches Part Court, Allen, TX, shared his concerns related to privacy and height of buildings, landscape buffer between multifamily and single family residential zoning, and increased traffic. Darnell Moore, 1049 Hopewell Drive, Allen, TX, spoke in opposition to the item with concern to privacy and proximity to Waterford Parks subdivision. He asked for the Commission to consider tabling the item if needed. David Hicks, 401 Woodlake, Allen, TX, spoke in support of the item. Jorg Mast, 6804 Northwood Road, Dallas, TX, applicant, addressed the concerns of the residents. He stated that he would have no problem providing additional landscaping in areas that need additional screening The height of the buildings decreases as it approaches the creek. He stated he wants to work with the neighborhood Katherine Hollmer, 1059 Hopewell Drive, Allen, TX, shared her concern for the light pollution that would come from the property She also stated a concern for the removal of mature trees. With no one else choosing to come forward, Chairman Wendland closed the Public Hearing The following people/businesses submitted a written statement in opposition of this request: Be Lin, 1057 Hopewell Drive, Allen, TX. Johnny Kim, 1047 Hopewell Drive, Allen, TX. David Lo, 1055 Hopewell Drive, Allen, TX. Xiauhan Ren, 1043 Hopewell Drive, Allen, TX. Gang Chen, 1033 Hopewell Drive, Allen, TX. Xiai Zhou, 1033 Hopewell Drive, Allen, TX. Goo Yong Byeon, 1226 Capano Drive, Allen, TX. Youn Ha Choi, 1226 Capano Drive, Allen, TX. Lee Battle explained the ALDC regulations that regulate lighting, requiring the lighting to be at zero footcandles at the property line. He also added that there is a tree mitigation requirement that require the developer to protect and/or replace trees. Mr. Battle explained that there is a traffic study that was submitted as part of this project I" Vice Chair Cocking asked about the availability of the traffic study to be viewed by the residents. Mr. Battle explained that it would be made public record. 1" Vice Chair Cocking asked for further explanation on the entrance door. Mr. Mast explained that the entrance doors are on the interior and patio doors are on the periphery 1" Vice Chair Cocking inquired about the location of the trail and the periphery fencing. Mr. Mast explained that the trail has been worked out with the Engineering Department and the North Texas Municipal Water District Each pod in the site is secured regarding automobile traffic. Chairman Wendland stated he was supportive of the Concept Plan. He suggested that the applicant revise the plan to show more trees in the Floodplain before the item goes to City Council. Motion: Upon a motion by Commissioner Trahan, and a second by Commissioner Platt, the Commission voted 6 IN FAVOR, and 0 OPPOSED to recommend approval of the request to adopt a Concept Plan and building elevations for 29.616± acres for Ablon at Twin Creeks with the provided condition: • A landscape plan will show additional articulation of landscaping in regard to the flood plain. The motion carried. Adiournmen[ Upon acclamation, the meeting adjourned at 9:03 p in These m ute ap r 0 this daV of "*2 2011 Ro i ,Chairman 01byGr.ffirt I m I Director's Report from 5/22/12 City Council Meeting There were two items taken to the May 22, 2012 City Council meeting for consideration: • A request to change the zoning for 19.237± acres from Agriculture -Open space and Community Facilities to a Planned Development for Single Family Residential R-5 (for Cumberland Crossing Phase V) for property generally located north of Exchange Parkway and west of Twin Creeks Drive was tabled to the June 12, 2012 City Council Meeting • A request to adopt an Ordinance to amend various sections of the Allen Land Development Code was approved. E